Property Inspection Report Cover Page · 2011-05-11 · VPS Florida St, Your Town, FL Page 2 of 43...

VPSProperty Inspection Report

Cover Page

Florida St, Your Town FL, 34292Inspection prepared for: Basic Inspection Actual

Inspection Date: 2/22/2011 Time: 1 PM Age: 27 years Size: Est. 4,500 SF

Weather: Clear78 F, clear, calm, 90 RH

Inspector: A E HaasLic. # NACHI10120602, Florida Lic. HI1872

836 Sunset Lake Blvd Ste 103, Venice, FL 34292Phone: 941-492-4340 Fax: 941-492-4772

Email: [email protected]://www.veniceprofessionalservices.com

VPS Florida St, Your Town, FL

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Report SummaryReport Summary

The summary below consists of potentially significant findings. These findings can be a safety hazard, a deficiencyrequiring a major expenses to correct or items I would like to draw extra attention to. The summary is not a completelisting of all the findings in the report, and reflects the opinion of the inspector. Please review all of the pages of the reportas the summary alone does not explain all the issues. All repairs must be done by a licensed and bonded trade orprofession. I recommend obtaining a copy of all receipts, warranties and permits for the work done..Exterior AreasPage 12 Item: 2 Window Condition • Window(s) painted shut - is a safety hazard.Interior AreasPage 19 Item: 2 Smoke Detectors • More, properly located, a/c & battery backup, smoke detectors needed.

Page 19 Item: 3 Window Condition • Several of the house windows were painted shut, hazard.Kitchen1 Item: 2 Counters • The outlets at the counters Must be GFCI protected, safety issue.

Page 21 Item: 8 GFCI • No GFCI protection present, suggest installing GFCI protectedreceptacles for safety.

Bedroom MasterPage 22 Item: 1 Doors • The exit door is double dead bolted. This is an emergency exit hazard.

The inside key should be changed to a knob.GaragePage 26 Item: 4 Rafters & Ceiling • Pull down ladder needs repairs.

Page 27 Item: 10 Garage OpenerStatus

• There appears to be an older model garage door opener without safetyfeatures.


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Inspection Details

Grounds

We appreciate the opportunity to conduct this inspection for you! Please carefully read your entire Inspection Report. Call us after you have reviewed your report, so we can go over any questions you may have. Remember, when theinspection is completed and the report is delivered, we are still available to you for any questions you may have.Properties being inspected do not "Pass" or "Fail.” - The following report is based on an inspection of the visible portionof the structure; inspection may be limited by vegetation and possessions. Depending upon the age of the property,some items like GFI outlets may not be installed; this report will focus on safety and function, not current code. Thisreport identifies specific non-code, non-cosmetic concerns that the inspector feels may need further investigation orrepair.The only thing that we guarantee is that we cannot find all the problems and defects. Some will be missed. An inspectionis not a perfect science. We do the best we can to find things that are an issue on the day we do the inspection. Wemake no other claims and we make no real predictions.For your safety and liability purposes, we recommend that licensed contractors evaluate and repair any critical concernsand defects. Note that this report is a snapshot in time. If purchasing, we recommend that you or yourrepresentative carry out a final walk-through inspection immediately before closing to check the condition of theproperty, using this report as a guide. ..

1. AttendanceIn Attendance: Client present.

2. Home TypeHome Type: Single Family Home.

3. OccupancyOccupancy: Moderate to heavy personal and household items observed. • Occupied - Furnished: Heavy volume ofpersonal and household items observed.

1. Driveway and Walkway ConditionMaterials: Paver driveway noted. • Paver porch(s) noted. • Paver walkway noted.Observations:• Driveway in good shape for age and wear. Some oil staining. Consider cleaning and a seal to extend life.

2. GradingObservations:• The grading around the main unit appeared about right at the time of inspection.

3. Vegetation ObservationsObservations:• Bamboo noted growing in yard. This is sometimes considered to be an unwelcome and invasive species. Considerremoval or cutting back.• Maintenance Tip: When landscaping keep plants, even at full growth, at least a foot (preferably 18 inches) fromhouse siding and windows. Keep trees away from foundation and roof.• Prune or remove any plants that are in contact or proximity to home to eliminate pathways of wood destroying insects.• Tree limbs within 10 feet of roof should be trimmed away to provide air and sunlight to roof, while minimizing debris &dampness.


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Many areas have vegetation up against the house. Thiskeeps moisture in the walls and therefore the interior of thehouse. Also, insect counts are much higher in house with

vegetation touching the siding.

In the yard are ? termite surveillance traps. This is good.

4. Gate ConditionMaterials: Wrought iron.Observations:• Gates have delayed maintenance.• Gate sticks.• Lubricate all mechanisms.

5. Patio and Porch DeckObservations:• Appears in satisfactory and functional condition with normal wear for its age. Appears to be sound structure.• Deck has two levels that visually blend, which may be a potential fall hazard. Recommend bright colored tape or paintat edge of step for safety.

6. Grounds ElectricalObservations:• Only some of the exterior outlets seem GFCI protected. The plug at the fire pit has a GFCI reset in the right handbreaker panel box.

Several transformer boxes are in need of replacement. Lights clogged with debris over heat, also may be electrical /fire hazard.


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Outdoor lighting loose at areas and open seams allowingwater intrusion into the wall.

Several walkway lights need repair.

7. PlumbingMaterials: Copper piping noted.

This looks like the connection to the public water utility at the north end of the property.

8. Water PressureObservations:• At the front of the house the hose bib was tested on 2/28/2011 at 1:30 PM. The static pressure was 55 PSI and theflow rate was max. at 8 GPM.

9. Exterior Faucet ConditionObservations:• Some had handles difficult to operate.

10. Fence ConditionMaterials: BlockObservations:• Appeared serviceable at time of inspection. Structural assembly inaccessible.

11. SprinklersObservations:• The inspector noted a few broken heads.


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Roof

Here is a hole where a sprinkler head has been blown off. Get the whole system checked by a sprinkler contractor. This isoutside of the master bedroom.

1. Roof ConditionMaterials: Inspected from ladder.Materials: Wood shakes noted.Observations:• No major system safety or function concerns noted at time of inspection.• Clean roof areas: Significant amounts of organic debris evident.

Leaves retain moisture on the roof and advance decay of wood shake materials.

2. FlashingObservations:• Flashing appears to be functional.• One area on the northwest gutter had a bad solder seam. Mid-County Roofing called and stated they would repair it.

3. ChimneyObservations:• Unable to determine condition or presence of liner due to accessibility.


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It is hard too see for sure but it appears there are rain caps with screens over the chimney flues.

4. Sky LightsObservations:• No signs of present or past leaking around the skylight were discovered at time of external inspection.

5. GutterObservations:• Clean gutters: Significant amounts of debris evident.• Ends of downspouts, cannot determine if water is drained sufficiently away from foundation.• Make sure to periodically check and clean out debris from gutters to keep it flowing well when it rains. If it clogs, it willover flow, and may potentially cause roof leaks.

Many areas full of debis. This needs constant cleaning. Screen protected gutter 50 % blocked with leaves.


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Attic

Many areas full of debis. This needs constant cleaning. Cleaner gutter on northwest side where there are notoverhanging tree branches. But seam open.

The gutter seams needs immediate repair.

1. AccessObservations:• Pull Down Ladder located in:• Garage ceiling.• Pull down ladder needs repair.• Near bedroom #2 is an access in a closet.• Access #3 at master bathroom closet ceiling.

2. StructureObservations:• The valley trusses have only nails acting as support. Today the code is for straps that are much more effective. Thesecan be added. Recommend further evaluation.


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Wood and sheathing all looked newish. This is goodd.

3. VentilationObservations:• Under eave soffit inlet vents noted.

4. Duct WorkObservations:• Ducts were loose in areas; advise securing.• Loose connections.• Old duct work (unused now) present.• Possible air leaks.• Wrapping is torn in areas.• Rec. evaluation by Heating & A/C contractor .

More junk. Also, old mixed with new duct work as I see it. Ducts failing.


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I cannot tell the ton rating of the a/c units on the north cornerof the house.

Older duct work stressed and torn at multiple locations.

5. Insulation ConditionMaterials: Fiberglass batts with kraft paper facing noted.Depth: Insulation averages about 8-10 inches in depthObservations:• Bird, rodent or other droppings present.• Flammable debris in attic--may result in a fire hazard. Recommend removal.• Irregular insulation.• Loose at the ceiling in areas.• Personal storage items observed in the attic. Attics are not generally designed for storage. Recommend removal.• Sparse in some areas.• Tunneling observed at house insulation.• Rodent nests observed in insulation. Recommend sealing all gaps and cracks to prevent future infestation andconsulting with a pest specialist to eliminate any present rodent infestation.

Numerous areas visible from the attic in the garage lackedinsulation

Looking over the kitchen area attic was a lot of debris andirregular insulation.


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Huge piles of junk needs to be removed from the atticspace.

Many areas over the house proper without any insulation.This is allowing for moisture penetration.

Huge pile of insulation - from areas lacking it. Also, much ofit is faced insulation. This may be really bad. Get an

insulation contractor up here.

More bare areas.

Irregular installation. Huge gaps in areas. 'May be best to use blown in insulationin areas.


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Foundation

Areas of skylights with failed insulation.

6. Exhaust VentObservations:• Exhaust fan ducts (multiple) appears to terminate in attic. Have duct routed to exterior to minimize moisture andpossible development of mold. This is increasing moisture in the attic space.

This looks as an exhaust vent to the 3rd bedroom bathterminating in the attic. Adds moisture.

Another terminating in attic space - very bad.

1. Foundation PerimeterObservations:• No deficiencies were observed at the visible portions of the structural components of the home.

2. Foundation WallsObservations:• Common cracks observed, these may leak at any time.• Mildew or similar discoloration observed, which is an indication of possible inadequate ventilation.• Moisture intrusion was observed numerous areas of the foundation. Moisture can create high humidity, mold & candamage stored items & finishing materials. It is recommended to have a basement specialist review the foundation forcorrecting the water intrusion and advises as needed before closing.


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Exterior Areas

Windows/Basement/Plumbing/Electrical

3. Foundation PlumbingObservations:• **SUPPLY**• 3/4 inch copper, incoming supply cut-off in garage closet.• Appears Functional at time of inspection.

1. DoorsObservations:• Appeared in functional and in satisfactory condition, at time of inspection.

2. Window ConditionObservations:• Windows tested and accessable were in generally good condition.• Minor wood softening noted. Recommend ongoing maintenance.• Mostly original style window treatments outside home; they may not be as energy efficient as newer windows wouldbe.• Peeling paint observed, suggest scraping and painting as necessary.• Some window screens missing and/or damaged.• Window(s) painted shut - is a safety hazard.

3. Siding ConditionMaterials: StuccoObservations:• Appeared to have no major system safety or function concerns noted at time of inspection.

4. Eaves & FaciaObservations:• Soffits at the home appeared to be in serviceable condition at the time of the inspection.

5. Exterior PaintObservations:• The exterior paint seems to be a good shape where we could inspect it.• Some shutters need paint and show soft areas of rot.

6. StuccoObservations:• Some areas not accessible due to dense shrubbery against the house.

1. WallsObservations:• No deficiencies were observed at the visible portions of the structural components of the home.

2. WindowsMaterials: Wood framed casement window noted. • Wood framed double hung window noted.Observations:• A representative number of windows were inspected. Most did not open when tested -- appears painted wood frameshave sealed seams. Recommend all windows be reviewed for proper operation during final walkthrough inspection.

3. Plumbing MaterialsMaterials: Appears FunctionalObservations:• Rubber hoses to washing machine in laundry room should be replaced every 5 - 10 years. They always break whenyou are out of town. These look worn.


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Electrical

4. GFCIObservations:• Ground Fault Circuit Interrupters (GFCI) were not required when the home was built. Suggest client considerupgrading with GFCI's at all receptacles near water sources, such as the kitchen, the bathrooms, the garage, andexterior receptacles to enhance safety. Upgrades should be performed by a licensed electrician.

1. Electrical PanelLocation: Main disconnect location: • North side of the house.Location: Near main living room.Observations:• Entire kitchen is without GFCI protection. Recommend upgrade, it is now a requirement. It is possible to put adedicated circuit breaker in the panel that services the kitchen to provide GFCI protection.• We recommend contacting a licensed electrician to evaluate and repair the issues.• Current codes require AFCI protection in at least all bedrooms. This can be done by changing breakers in the mainpanel areas. This is a current safety feature.

All breakers were on, left side panel, no defects seen. Right panel had loose Neutral wire and just above a hangingfree ground wire. Get electrician

2. Main Amp BreakerObservations:• 400 amp


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Heat/AC

2-200 Amp boxes for main electrical disconnects are outsidethe house on the northwest side.

Main meter is away from the house on a block wall,northwest property.

3. Breakers in off positionObservations:• 0

4. Cable FeedsObservations:• There is an underground service lateral noted.

5. BreakersObservations:• All of the circuit breakers appeared serviceable.• GFCI breaker noted.• The was a loose ground wire and a loose Neutral wire in the right hand breaker panel box, need immediate attention.

1. Heater ConditionMaterials: Heat pump noted.

2. EnclosureObservations:• Appears in fairly good shape.• No enclosures were taken apart. A full inspection of this system is needed at all levels. There are leaks, a lack ofproper filters in locations, bad ducts. Get full A/Contractor evaluation.

3. Refrigerant LinesObservations:• No defects found.

4. AC Compress ConditionCompressor Type: Electric.Observations:• Exterior 4 ton unit not level. This can affect system performance.


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Another large unit outside of the kitchen area. 2 boxes are a/c disconnects. I do not know what the largerbox is for.

4 Ton unit near kitchen is leaning - should be straightened and leveled.


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5. Air SupplyObservations:• Return air draws from garage area. This is a DANGEROUS situation due to carbon monoxide being drawn into theretun air grilles and must be corrected.

In the garage is an irregular installation. No proper airfiltration. This may be leaking air too.

Staining and cat-litter looking material at base of air handler.What is this??

Unit between bedrooms 2 and 3. Change Space Guard fiteryearly.

Garage a/c unit has multiple suction leaks sucking moistgarage air into the house a/c system.


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Water Heater



Air handler #2 needs an Aprilaire Space Guard filter like the others. This is one of the best air filters. Change it yearly.This is the unit near the front door of the house.

6. FiltersObservations:• Poor type of filter installed in A/C unit in the foyer area. Recommend another Space Guard air cleaner be installed.

7. ThermostatsObservations:• Functional at the time of inspection.

1. BaseObservations:• The water heater base is functional but has some irregular drain valve plumbing - cannot determine final pipinglocation.

2. Heater EnclosureObservations:• The water heater enclosure is functional.


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Interior Areas

Note corrosion on top of unit in garage. The valve is ? leaking.

3. TPRVObservations:• Cannot locate the end of the TPR valve drain, need to be determined.

4. Number Of GallonsObservations:• 80 gallons• 40 gallons

5. Plumbing

Note added plumbing to drain valve - unknown discharge location - same for the larger HW heater in the garage.

The Interior section covers areas of the house that are not considered part of the Bathrooms, Bedrooms, Kitchen or areas covered elsewhere in the

report. Interior areas usually consist of hallways, foyer, and other open areas. Within these areas the inspector is performing a visual inspection and will

report visible damage, wear and tear, and moisture problems if seen. Personal items in the structure may prevent the inspector from viewing all areas

on the interior.

The inspector does not usually test for mold or other hazardous materials. A qualified expert should be consulted if you would like further testing.

We check only a representative number of doors and windows. We are not required to inspect the paint, wallpaper, the carpeting, the window

treatments and screens. We do not move furniture, lift carpets or rugs, empty closets or cabinets, and we do not comment on cosmetic deficiencies. We

may not comment on the cracks that appear around windows and doors, or which follow the lines of framing members and the seams of drywall and


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plasterboard. These cracks are usually a consequence of movement, such as wood shrinkage and common settling, and will often reappear. We do not

report on odors from pets and cigarette smoke.

1. ElectricalObservations:• Most receptacles , except where noted, are in fair condition and tested ok.

2. Smoke DetectorsObservations:• Old detectors. Smoke detectors last 6-10 years. Recommend replacing.• More, properly located, a/c & battery backup, smoke detectors needed.

3. Window ConditionMaterials: Wood framed double hung window noted.Observations:• In accordance with ASHI Standards, we do not test every window in the house, and particularly if it is furnished. Wedo test every unobstructed window in every bedroom to ensure that at least one provides and emergency exit.• A representative number of windows were inspected. Most did not open when tested -- appears painted wood frameshave sealed seams. Recommend all windows be reviewed for proper operation during final walkthrough inspection.• Inside and out most windows need scraping and painting.• Several of the house windows were painted shut, hazard.

4. Ceiling ConditionObservations:• The inspector could not access the area around the skylight(s).• Mold like stains present on the ceiling A/C grills in areas. We recommend having a mold sample taken and lab tested,also monitor the area for water intrusion.

Multiple grills have mold-like substance or are dirty.

5. Patio DoorsObservations:• Hinged wooden patio doors. Good condition.

6. FireplaceObservations:• Have a gas fireplace professional service/evaluate fireplace before operating.• Damper and flues need cleaning and service, adjustments.


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Kitchen

BR #3 has a bad damper on the fireplace.

The kitchen is used for food preparation and often for entertainment. Kitchens typically include a stove, dishwasher, sink and other appliances. We do

not do a full test of all the appliances. We may test a single run of the dishwasher and see that the oven warms. We do not test for temperature

confirmations. We check some of the appliances only as a courtesty to you. Appliances are not within the scope of a home inspection. We are not

required to inspect the kitchen appliances. We do not evaluate them for their performance nor for the accuracy of their settings or cycles. Appliances

break. We assume no responsibility for future problems with the appliances.

If they are older than ten years, they may well exhibit decreased efficiency. Also, many older ovens are not secured to the wall to prevent tipping. Be

sure to check the appliance, especially if children are in the house. We recommend installing a minimum five pound ABC-type fire extinguisher

mounted on the wall inside the kitchen area. Built-in appliance receptacles are not tested as it is difficult to move the appliance out of its location.

1. CabinetsObservations:• Appeared functional, at time of inspection.• Numerous inside of cabinet lights not operating.

2. CountersObservations:• No general counter discrepancies noted.• The outlets at the counters Must be GFCI protected, safety issue.

Under sink is signs of a water drip. Have plumber adjust.


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Laundry

3. DishwasherObservations:• Dishwasher was not tested at time of inspection.

4. SinksObservations:• Stains from presumed past leaks noted under sink.

5. PlumbingObservations:• Visible leaking noted under the sink. We recommend contacting a licensed plumbing contractor for repair options.

6. Ceiling ConditionObservations:• The inspector could not access the area around the skylight.

7. ElectricalObservations:• Dead outlet next to fridge.

8. GFCIObservations:• No GFCI protection present, suggest installing GFCI protected receptacles for safety.

1. LocationsLocations: Laundry area.

2. Dryer VentObservations:• Drier vent needs to be cleaned out - partially obstructed with lint.

3. ElectricalObservations:• Irregular grounding noted on appliances, have reviewed by electrician.

4. GFCIObservations:• No GFCI protection present, suggest installing GFCI protected receptacles for safety.

5. PlumbingObservations:• Irregular plumbing connection at washer noted. Check cut off valves. Replace hoses. Check wall box unit.


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Bedroom Master

We also recommend replacing the hoses here, there is corrosion noted.

6. Wall ConditionMaterials: Drywall walls noted.Observations:• Mold like stains are present under sink. We recommend having a mold sample taken and lab tested.• Evidence of wall work done for unknown reasons behind basin, ask owner.

The main area of inspection in the bedrooms is the structural system. This means that all walls, ceilings and floors will be inspected. Doors and most

windows will also be investigated for damage and normal operation when possible. Personal items in the bedroom may prevent all areas to be

inspected as the inspector will not move personal items.

1. DoorsObservations:• The exit door has a frame that is crooked as seen from the outside, not sure of the reason.• The exit door is double dead bolted. This is an emergency exit hazard. The inside key should be changed to a knob.

2. ElectricalObservations:• The GFCI protection reset is in the main house, right side panel electrical box in the foyer area. It tested OK.

3. FireplaceMaterials: Living Room • Bedroom • MasterObservations:• **Gas Fireplaces**• Have a gas fireplace professional service/evaluate fireplace before operating.• The fireplace damper is damaged and not functional; The lever will not open or close the damper correctly. Do notattempt to start a fire until corrected.

4. Smoke DetectorsObservations:• There are several rooms that should have smoke detectors installed. We recommend having them installed.• The smoke detector(s) should all be replaced after continuous use for many years. Make sure the new ones have abattery backup and are at the same time hard wired.

5. Window ConditionMaterials: Wood framed double hung window noted.Observations:• A representative number of windows were inspected. Most did not open when tested -- appears painted wood frameshave sealed seams. Recommend all windows be reviewed for proper operation during final walkthrough inspection.


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Bedroom #2

Bedroom #3

Bathroom Master

1. LocationsLocations: North corner off bedroom #3.

2. ElectricalObservations:• GFCI in bath tested OK, reset is in the main, right hand, electrical panel box at the foyer.

3. FireplaceObservations:• Similar issues as with other fireplaces.

4. Ceiling ConditionObservations:• Small cracking in the crown molding noted on outside wall area.

1. ElectricalObservations:• GFCI tested normally, the reset is in the right hand breaker panel box in the foyer area.

2. FireplaceObservations:• The fireplace damper is damaged and not functional; The lever will not open or close the damper correctly. Do notattempt to start a fire until corrected.• Have a gas fireplace professional service/evaluate fireplace before operating.• Have chimneys swept by professional.

1. LocationsLocations: Bathroom in master bedroom.

2. Ceiling ConditionMaterials: There are drywall ceilings noted.Observations:• Small stains noted on the ceiling. They tested dry at the time of the inspection.• The inspector could not access the area around the skylight.• Mold like stains present on the ceiling. We recommend having a mold sample taken and lab tested, also monitor thearea for water intrusion.• The inspector could not access the area around the skylight.

3. CountersObservations:• No discrepancies noted.

4. DoorsObservations:• Back door missing a deadbolt lockset.

5. GFCIObservations:• GFCI in place and operational. Reset at main breaker panel in foyer.


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Bathroom #2

Bathroom #3

Garage

6. Exhaust FanObservations:• Appeared functional, at time of inspection.

7. Floor ConditionMaterials: Marble floors noted.Observations:• Generally good condition.

8. MirrorsObservations:• The mirrors are in fairly good shape overall.

9. Shower WallsObservations:• **MATERIALS**• Ceramic tile noted.

10. Bath TubsObservations:• Tub, not tested.• Whirlpool, not tested.

11. SinksObservations:• No deficiencies observed.

12. ToiletsObservations:• 0bserved as functional and in good visual condition.

1. LocationsLocations: Near bedroom #3, 1/2 bath.

2. GFCIObservations:• GFCI in place and operational.

1. LocationsLocations: Kitchen area, 1/2 bath.


3. Exhaust FanObservations:• Exhaust fan is inoperable.


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1. Roof ConditionMaterials: Inspected from ladder.Materials: Wood shakes noted.Observations:• Clean roof areas: Significant amounts of organic debris evident.• No major system safety or function concerns noted at time of inspection.

2. WallsObservations:• Mold-like bio growth or maybe dirt observed. Professional testing & evaluation advised.• personal items prevent complete inspection.

Double garage areas, floors seem to have been redone withanother layer of concrete.

Wall area looks to be maybe hit by a car in front of a/c HWheater.

3. Floor ConditionMaterials: Bare concrete floors noted.Observations:• Evidence of repairs observed, unable to determine the effectiveness of these repairs.• Minor damage noted.• Possible trip hazard. This is a safety concern. Suggest repair/replacement as needed to ensure safety.

4. Rafters & CeilingObservations:• Engineered wood roof truss framing noted.• Plywood Sheathing noted.• Pull down ladder may not be fire rated.• Pull down ladder needs repairs.


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Numerous items stored in attic of the garage. Here is left over roofing shakes.

5. ElectricalObservations:• Test GFCI breakers were functional, they are reset at the main right hand side electrical panel near the foyer. Somewere a little below the 5 ft. normal height requirement.• Some of the fluorescent lights did not light.• It appears there is a sprinkler system control and an alarm system control within a closet in the garage, personal itemsprevents closer inspection.

Several boxes ? alarm system. We cannot verify an alarm sytem.

6. GFCIObservations:• GFCI in place and operational

7. Fire DoorObservations:• No auto closure present. The door into the house should close automatically.• The door between the garage & house may not be a fire rated door.

8. Garage Door ConditionMaterials: Roll-up door noted. • Sectional door noted.


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9. Garage Door PartsObservations:• The garage door appeared functional during the inspection.

10. Garage Opener StatusObservations:• Appeared functional using normal controls, at time of inspection.• Chain drive opener noted.• Garage vehicle door auto-reverse is inoperable.• There appears to be an older model garage door opener without safety features.

11. VentilationObservations:• Under eave soffit inlet vents noted.

12. CabinetsObservations:• Appeared functional and in satisfactory condition, at time of inspection.• Shelves / cabinets in closet areas difficult to fully see but some mold-like spots noted. Consider dehumidifier in garagespace.

Multiple small rooms in the garage were full of personalitems blocking further viewing. ? Location of controls for

sprinkler system.

More storage.

Some window screens were stored here, others were in the attic.


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Pool

13. CountersObservations:• No discrepancies noted.

1. Deck ConditionObservations:• Appeared functional at time of inspection

2. Gate & Fence ConditionObservations:• Recommend placement of a 4 foot security fence or better.• Addendum/Updated 3/11/11: Erectable pool fence found in garage closet with other stored items.

3. FilterObservations:• Appears operative.

We did not test the gas and electric-looking heaters. The pump / filter was in operation and seem to be functional.

4. Pool Heater ConditionMaterials: Electric. • Gas.

5. LightsObservations:• Could not locate switch to turn lights on / or not working.

6. Pressure GaugeObservations:• Appeared functional

7. PumpsObservations:• Operated.

8. Structure ConditionType: Below ground.Observations:• Fairly good shape.


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9. TileObservations:• Tiles seemed to be in good shape.

10. TimerObservations:• Present and working.

11. Water ConditionObservations:• Clear.

12. ElectricalObservations:• Outlet needs new cover.


. . Contractors and Resources . . These people have done good work in the past. It is hard to know if they are still top craftsmen(women) but this is a list ofthose I have been using. Still, you should get at least two different evalutions of damages, estimates of cost and what itwould take to remidy the situation(s): General Contractor for Multiple Areas of Need and Coordination: Bamboo Building &Development7093 S Tamiami TrlSarasota, FL 34231-5571(941) 921-2480, or 941-724-9995, Gary Roberts, [email protected] “handy man” is a master of many areas, does occasional work I do not have time to do at my own house. Insulation Needs:Jansen &Sons Insulation745 Commerce DriveVenice, FL 34292-1727(941) 485-5471, My previous contact person was Steven Schreiver, [email protected] guys did the insulation on my house. Electrical Needs:PowerWorks Electric1212 Dartmouth Dr.Bradenton FL 34207-5216941-752-8000 Mike Wood, [email protected] works mostly by word of mouth. Plumbing Needs:Babes Plumbing Incorporated140 Miami Ave EVenice, FL 34285Phone: (941) 488-2402, Ask for Josh. Roofing Needs:Mid-County Roofing1170 Central AveSarasota, FL 34236


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Resources

The only choice for roofing, did my house. (0ffice) 366-1620, Frances (m)685-7211 or Cindy (the two girls) House Painting Needs:Jeff Ditmars 923-7272, m-356-2356. (Ask for top of the line Benjamin Moore paints only). Pressure Cleaning Needs:Dan Taylor -Performance Pressure Clean- 284-7284, 569-9133 Stone Work Trim - Inside and Out.Treasure Cove8927 S. Tamiami TrailSarasota, FL 34238966-2004 Aluminum Contractor (as for a pool cage) and Re-screening:Mullets Aluminum Products905 Ponder Ave.Sarasota, FL 34232Jay Coblenz, rep. who did my cage, 371-3502. Pool Contractor:Blu AquaPools1843 Barber Rd.Sarasota, FL 34240Tony Kozac - did my pool - 371-4808 Window Cleaning:New View, Inc.14 S. Lime Ave.Sarasota, FL 34237955-4060 Lightning Rods: Windemuler Technical Services7504 Pennsylvania Ave.Sarasota, FL 34243355-8822 Pipe Leak Repairs:Alligator Plumbing (formally Curaflo)Jeff - Owner: 321-269-9735, [email protected], local plumber: 941-488-1610 A/C Consultants of SW Florida4493 Del Sol Blvd. S.Sarasota FL 34243Michael Rigatuso - 941-359-0311 Radon Monitor:Family Safety Products, Inc.Pro Series3 Radon Gas Detector HS715122879 Remico St. SWGrandville, MI 49418616-530-6540 www.fspi-radon.com


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Main Events of my Interest

1. EquipmentMaterials: Extech circuit breaker finder CB10 • Greenlee GT-10 GFI GFCI tester. • SolarForce, Dereelight and AELightflashlights. • Toro water pressure and flow rate meters. • Zircon MT 6 stud finder.


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1. NotesMaterials: Overview:

The house seems to be of solid construction. There was a homeowner concern about a feeling of high humidity levels.Below are some personal comments with some attention to what may be adding to the elevated humidity in the house.

Attic: The insulation had some old water damage, is missing in many places, displaced, twisted and generally in poorcondition. There are signs of pest infestation. There is a lot of debris of all sorts. I recommend that all the debris beremoved and all the existing insulation be removed. Then proper insulation in the form of fiberglass batts and someblown-in insulation would be best in my thinking. Aside from the obvious benefits of thermal insulation one would hopethat retarded air and moisture movement through the insulation would help diminish the humidity in the house. Have aqualified insulation contractor evaluate the system.

A/C heating and cooling: The house may be over conditioned. My uncalculated guess is that it is substantially overconditioned. Too much tonnage will cause short cycling and moisture retension. This is a common problem in Floridawhere blower speeds need to be reduced in order for the air handler to remove more moisture in the conditioned air.Set all a/c units to the slowest speeds. They actually have very little difference between the 2 or 3 speeds but slowingthe air movement through the evaporater even a little will increase the amount of moisture removed from the air asignificant amount. A qualified A/C consultant / contractor should evaluate the whole system and check the ducts. Theyshould know that the system should be tuned to remove more moisture as it is too high.

There may be leaks in the ducts and there are certainly leaks around the garage-located air handler. I recommend anenergy audit and duct testing. I recommend the addition of a dehumidifier to the garage. I have one in my garage. Ahome moisture and mold analysis are recommended. I also recommend and air quality analysis.

In the summer the house should be kept dry with as low humidity as possible. Humidistats were designed to help in thisregard. But the way they work is to detect high humidity and then make the A/C run longer to help decrease humidity.Running the A/C is what removes moisture from the inside air in a properly working system. But the penalty is that theinside temperature will be even lower than your set-point. This overly cools inside air resulting in moisture condensationon your windows. I believe this is what is contributing to your window paint issues. You need to get the moisture outand then repair/repaint the windows.

Even though the outside of the house paint condition is good it should probably be painted again using a brush androller with two coats of good, thick, quality latex based paint. I like Benjamin Moore premium paints. This will furtherslow the penetration of air movement and moisture.

Grounds: No plant materials / leaves / vines should be within 12 inches of the house and preferably 2 feet away. Thesprinklers should be checked. Several heads are broken. Spray patterns should be adjusted so that even with highwind, water should not blow on the house. Ideally the sprinkler heads closest to the house should be relocated furtheraway. I use spray heads that have larger droplet sizes so that the drift during windy conditions is reduced. Spray headsdrip large amounts of water at their connections making deep piles of water. When located near the foundation it goes,in part, into your house and increases the humidity. Current trends are to locate all plant materials and irrigation wellaway from the foundation. They should all be outside the drip line of the house at a minimum.

Roof: This needs to be cleared of debris more often.We have taken the liberty of calling your roofer, Mid-County, and they have already agreed to double the cleaningscheduled rate. I do not know where the gutter drains terminate. This can be a large source of internal moisture duringthe rainy season. This needs to be evaluated in detail and soon.

Fire Alarms: There are but a few scattered fire alarms, they were not tested. These items do not last forever and doneed periodic replacement. We recommend they all be replaced with new ones using a certified fire alarm contractor. Iwas told the alarm system was not operable. Consider re-activating it at least to connect your fire alarms to a central,monitored system.

Chimney - Fireplaces: Your 3 fireplace flues are open allowing a large infiltration of moist outside air. This is definitelyhurting the moisture situation. BUT, they should be locked open because there are gas logs with burning pilot lightsoperating. I am not sure how to handle this one. Maybe, during the summer, the flue dampers should be closed and bigsigns put into the fireplaces stating this fact. You can remove the sign and open the damper when you return to town.Some of the dampers need servicing anyway. Get a qualified chimney contractor to evaluate this. I would INSIST thatarrangements be made to have closed dampers during the summer months, by some safe manner.

Recommend Moisture, Mold and Air Quality Inspections.

Note: During the inspection the homeowner was present and we were told all the fixtures and appliances were inproper working order, they were not tested.


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InterNACHI

InterNACHI Home Inspection Standards of Practice

For limited scope inspections, see specific section(s)

1. Definitions and Scope.

2. Standards of Practice

2.1. Roof

2.2. Exterior

2.3. Basement, Foundation, Crawlspace &Structure

2.4. Heating

2.5. Cooling

2.6. Plumbing

2.7. Electrical

2.8. Fireplace

2.9. Attic &Insulation

2.10. Doors, Windows &Interior

3. Limitations, Exceptions &Exclusions

4. Glossary of Terms

5. Standards of Practice Inspection Exclusions

1. Definitions and Scope

1.1. A Home Inspection is a non-invasive, visual examination of a residential dwelling, performed for a fee, which is designed to identify easily observed

material defects within specific components of said dwelling. Only areas easy to see and access are inspected (with limitations). Components may

include any combination of mechanical, structural, electrical, plumbing, or other essential systems or portions of the home, as identified and agreed to

by the Client and Inspector, prior to the inspection process.

I. A home inspection is intended to assist in evaluation of the overall condition of the dwelling. The inspection is based on observation of the visible and

apparent condition of the structure and its components on the date of the inspection, and not the prediction of future conditions. The inspector is not a

specialist within separate fields but rather a generalist. As such, findings will be less than those that experts within each field will be able to find.

II. A home inspection will not reveal every concern that exists or ever could exist, but only those material defects observed on the day of the inspection.

Everything is based on the inspectors opinion at the time of the inspection.

III. A home inspection can include a survey and/or analysis of energy flows and usage in a residential property if the client requests it.

1.2. A Material Defect is a condition of a residential real property, or any portion of it, that would have a significant, adverse impact on the value of the

real property, or that involves an unreasonable risk to people on the property. The fact that a structural element, system or subsystem is near, at or

beyond the end of the normal useful life of such a structural element, system or subsystem is not by itself a material defect.

1.3. An Inspection Report shall describe and identify, in written format, the inspected systems, structures, and components of the dwelling, and shall

identify the material defects that were observed at inspection. Inspection reports may contain recommendations regarding conditions reported or

recommendations for correction, monitoring or further evaluation by professionals, but this is not required. The inspectors opinion may vary from the

opinion of others.

2. Standards of Practice

2.1. Roof


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I. The inspector shall inspect from ground level or eaves:

A. the roof covering;

B. the gutters;

C. the downspouts;

D. the vents, flashings, skylights, chimney and other roof penetrations; and

E. the general structure of the roof from the readily accessible panels, doors or stairs.

2.2. Exterior

I. The inspector shall inspect readily accessible:

A. siding, flashing and trim;

B. exterior doors, decks, stoops, steps, stairs, porches, railings, eaves, soffits and fascias;

C. and report as in need of repair any spacings between intermediate balusters, spindles, or rails for steps, stairways, balconies, and railings that

permit the passage of an object greater than 4 inches in diameter, from a representative sampling;

D. a representative number of windows;

E. the vegetation, surface drainage, and retaining walls when these are likely to adversely affect the structure;

F. and describe the exterior wall covering.

2.3. Basement, Foundation &Crawlspace


A. the basement;

B. the foundation;

C. the crawlspace;

D. the visible structural components;

E. and report on the location of under-floor access openings;

F. and report any present conditions or clear indications of active water penetration observed by the inspector;

G. for wood in contact or near soil;

H. and report any general indications of foundation movement that are observed by the inspector, such as, but not limited to: sheetrock cracks, brick

cracks, out-of-square door frames, or floor slopes;

I. and report on any cutting, notching and boring of framing members which may present a structural or safety concern.

2.4. Heating


A. heating systems using normal operating controls, and describe if possible the energy source and heating method;

B. and report as in need of repair heating systems which do not operate;

C. and report if the heating systems are deemed inaccessible.

2.5. Cooling

I. The inspector shall inspect:

A. the central cooling equipment using normal operating controls.

2.6. Plumbing

I. The inspector shall when accessible:

A. inspect and try to determine if the water supply is public or private;


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B. verify the presence of and identify the location of the main water shut-off valve;

C. inspect the water heating equipment, including venting, connections, energy source supply system, and verify the presence or absence of

temperature-pressure relief valves and/or Watts 210 valves;

D. flush toilets;

E. water-test sinks, tubs and showers for functional drainage;

F. inspect the interior water supply, including fixtures and faucets;

G. inspect the drain, waste and vent systems, including fixtures;

H. describe any visible fuel storage systems;

I. inspect the drainage sump pumps and test pumps with accessible floats;

J. inspect and describe the water supply, drain, waste and main fuel shut-off valves, as well as the location of the water main and main fuel shut-off

valves;

K. inspect and report as in need of repair deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously;

L. inspect and report as in need of repair deficiencies in installation and identification of hot and cold faucets;

M. inspect and report as in need of repair mechanical drain-stops that are missing or do not operate if installed in sinks, lavatories and tubs; and

N. inspect and report as in need of repair commodes that have cracks in the ceramic material, are improperly mounted on the floor, leak, or have tank

components which do not operate.

2.7. Electrical

I. The inspector shall where accessible inspect:

A. the service drop/lateral;

B. the meter socket enclosures;

C. the means for disconnecting the service main;

D. and describe the service disconnect amperage rating, if labeled;

E. panelboards and overcurrent devices (breakers and fuses);

F. and report on any unused circuit breaker panel openings that are not filled;

G. the service grounding and bonding;

H. a representative number of switches, lighting fixtures, and receptacles, including receptacles observed and deemed to be AFCI-protected during the

inspection using the AFCI test button, where possible (we are not responsible for resetting fixtures that do not readily return to the normal functioning

state);

I. and test all Ground Fault Circuit Interrupter (GFCI) receptacles and GFCI circuit breakers observed and deemed to be GFCIs during the inspection

using a GFCI tester, where possible;

J. and report the presence of solid conductor aluminum branch circuit wiring, if readily visible and detectable;

K. and report on any tested receptacles in which power was not present, polarity is incorrect, is not secured to the wall, the cover is not in place, the

ground fault circuit interrupter devices are not properly installed or do not operate properly, evidence of arcing or excessive heat is present, or where

the receptacle is not grounded or is not secured to the wall;

L. the service entrance conductors and the viewable condition of the conductor insulation;

M. and report the absence of smoke detectors; and

N. service entrance cables, and report as in need of repair deficiencies in the integrity of the insulation, drip loop, or separation of conductors at

weatherheads and clearances from grade or rooftops.

2.8. Fireplace

I. The inspector shall inspect:

A. the fireplace, and open and close the damper door, if readily accessible and operable;

B. hearth extensions and other permanently installed components;

C. and report as in need of repair deficiencies in the lintel, hearth and material surrounding the fireplace, including fireplace opening clearance from

visible combustible materials.

2.9. Attic, Ventilation &Insulation

I. The inspector shall inspect where readily accessible:


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A. the insulation in unfinished spaces;

B. the ventilation of attic spaces;

C. mechanical ventilation systems;

D. and report on the general absence or lack of insulation in

unfinished spaces.

2.10. Doors, Windows &Interior

I. The inspector shall:

A. open and close a representative number of doors and windows;

B. inspect the walls, ceilings, steps, stairways and railings;

C. and may report as in need of repair spacing between intermediate balusters, spindles or rails for steps, stairways and railings that permit the

passage of an object greater than 4 inches in diameter from a sampling;

D. inspect garage doors and garage door openers by operating first by remote (if available), and then by the installed automatic door control;

E. and report as in need of repair any installed electronic sensors that are not operable or not installed at reasonable heights above the garage door;

F. and report as in need of repair any windows that are obviously fogged or display other evidence of broken seals.

3. Limitations, Exceptions &Exclusions

3.1. Limitations:

I. An inspection is not technically exhaustive.

II. An inspection will not identify concealed or latent defects.

III. An inspection will not deal with aesthetic concerns or what could be

deemed matters of taste, cosmetic defects, etc.

IV. An inspection will not determine the suitability of the property for any use.

V. An inspection does not determine the market value of the property or its marketability.

VI. An inspection does not determine the insurability of the property.

VII. An inspection does not determine the advisability or inadvisability of the purchase of the inspected property.

VIII. An inspection does not determine the life expectancy of the property or any components or systems therein.

IX. An inspection does not include items not permanently installed.

X. These Standards of Practice apply only to homes with four or fewer dwelling units.

3.2. Exclusions:

I. The inspectors are not required to determine:

A. property boundary lines or encroachments.

B. the condition of any component or system that is not readily accessible.

C. the service life expectancy of any component or system.

D. the size, capacity, BTU, performance, or efficiency of any component or system.

E. the cause or reason of any condition.

F. the cause for the need of repair or replacement of any system or component.

G. future conditions.

H. compliance with codes or regulations.

I. the presence of evidence of rodents, animals or insects.

J. the presence of mold, mildew, fungus or toxic drywall.

K. the presence of air-borne hazards.

L. the presence of birds.

M. the presence of other flora or fauna.

N. the air quality.

O. the existence of asbestos.


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P. the existence of environmental hazards.

Q. the existence of electro-magnetic fields.

R. the presence of hazardous materials including, but not limited to, the presence of lead in paint.

S. any hazardous waste conditions.

T. any manufacturer's recalls or conformance with manufacturer installation, or any information included for consumer protection purposes.

U. operating costs of systems.

V. replacement or repair cost estimates.

W. the acoustical properties of any systems.

X. estimates of the cost to operating any given system.

II. The inspectors are not required to operate:

A. any system that is shut down.

B. any system that does not function properly.

C. or evaluate low-voltage electrical systems such as, but not limited to:

1. phone lines;

2. cable lines;

3. antennae;

4. lights; or

5. remote controls.

D. any system that does not turn on with the use of normal operating controls.

E. any shut-off valves or manual stop valves.

F. any electrical disconnect or over current protection devices.

G. any alarm systems.

H. moisture meters, gas detectors or similar equipment.

III. The inspectors are not required to:

A. move any personal items or other obstructions, such as, but not limited to:

1. throw rugs;

2. furniture;

3. floor or wall coverings;

4. ceiling tiles;

5. window coverings;

6. equipment;

7. plants;

8. ice;

9. debris;

10. snow;

11. water;

12. dirt;

13. foliage; or

14. pets.

B. dismantle, open, or uncover any system or component.

C. enter or access any area which may, in the opinion of the inspector, be unsafe.

D. enter crawl spaces or other areas that are unsafe or not readily accessible.

E. inspect underground items such as, but not limited to, underground storage tanks or other indications of their presence, whether abandoned or

actively used.

F. do anything which, in the inspector's opinion, is likely to be unsafe or dangerous to the inspector or others, or damage property, such as, but not

limited to: walking on roof surfaces, climbing ladders, entering attic spaces, or negotiating with pets.

G. inspect decorative items.

H. inspect common elements or areas in multi-unit housing.

I. inspect intercoms, speaker systems, radio-controlled security devices, or lawn irrigation systems.

J. offer guarantees or warranties.

K. offer or perform any engineering services.

L. offer or perform any trade or professional service other than home inspection.


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M. research the history of the property, report on its potential for alteration, modification, extendibility, or its suitability for a specific or proposed use for

occupancy.

N. determine the age of construction or installation of any system structure or component of a building, or differentiate between original construction

and subsequent additions, improvements, renovations or replacements.

O. determine the insurability of a property.

P. perform or offer Phase 1 environmental audits.

Q. inspect on any system or component which is not included in these standards.

R. open any locked doors or force difficult openings.

4. Glossary of Terms

4.1. Accessible: Can be approached or entered by the inspector safely, without difficulty, fear or danger.

4.2. Activate: To turn on, supply power, or enable systems, equipment, or devices to become active by normal operating controls. Examples include

turning on the gas or water supply valves to the fixtures and appliances, and activating electrical breakers or fuses.

4.3. Adversely Affect: To constitute, or potentially constitute, a negative or destructive impact.

4.4. Alarm System: Warning devices, installed or freestanding, including, but not limited to: carbon monoxide detectors, flue gas and other spillage

detectors, security equipment, ejector pumps and smoke alarms.

4.5. Appliance: A household device operated by use of electricity or gas. Not included in this definition are components covered under central heating,

central cooling or plumbing.

4.6. Architectural Service: Any practice involving the art and science of building design for construction of any structure or grouping of structures, and

the use of space within and surrounding the structures or the design, design development, preparation of construction contract documents, and

administration of the construction contract.

4.7. Component: A permanently installed or attached fixture, element or part of a system.

4.8. Condition: The visible and conspicuous state of being of an object.

4.9. Crawlspace: The area within the confines of the foundation and between the ground and the underside of the lowest floor structural component.

4.10. Decorative: Ornamental; not required for the operation of essential systems and components of a home.

4.11. Describe: To report in writing a system or component by its type, or other observed characteristics to distinguish it from other components used

for the same purpose.

4.12. Determine: To arrive at an opinion or conclusion pursuant to examination.

4.13. Dismantle: To open, take apart or remove any component, device or piece that would not typically be opened, taken apart or removed by an

ordinary occupant.

4.14. Engineering Service: Any professional service or creative work requiring engineering education, training, and experience and the application of

special knowledge of the mathematical, physical and engineering sciences to such professional service or creative work as consultation, investigation,

evaluation, planning, design and supervision of construction for the purpose of assuring compliance with the specifications and design, in conjunction

with structures, buildings, machines, equipment, works or processes.

4.15. Enter: To go into an area to observe visible components.

4.16. Evaluate: To assess the systems, structures or components of a dwelling.

4.17. Examine: To visually look. See Inspect.

4.18. Foundation: The base upon which the structure or wall rests; usually masonry, concrete, or stone, and generally partially underground.


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4.19. Function: The action for which an item, component, or system is specially fitted or used, or for which an item, component or system exists; to be

in action or perform a task.

4.20. Functional: Performing, or able to perform, a function.

4.21. Home Inspection: The process by which an inspector visually examines the readily accessible systems and components of a home, and operates

those systems and components utilizing these Standards of Practice as a guideline.

4.22. Household Appliances: Kitchen and laundry appliances, room air conditioners, and similar appliances.

4.23. Inspect: To visually look at readily accessible systems and components safely, using normal operating controls, and accessing readily accessible

panels and areas in accordance with these Standards of Practice.

4.24. Inspected Property: The readily accessible areas of the buildings, site, items, components, and systems included in the inspection.

4.25. Inspector: One who performs a real estate inspection.

4.26. Installed: Attached or connected such that the installed item requires a tool for removal.

4.27. Material Defect: A condition of a residential real property or any portion of it that would have a significant adverse impact on the value of the real

property or that involves an unreasonable risk to people on the property. The fact that a structural element, system or subsystem is near, at or beyond

the end of the normal useful life of such a structural element, system or subsystem is not by itself a material defect.

4.28. Normal Operating Controls: Devices, such as thermostats, that would be operated by ordinary occupants which require no specialized skill or

knowledge.

4.29. Observe: To see through visually directed attention.

4.30. Operate: To cause systems to function or turn on with normal operating controls.

4.31. Readily Accessible: An item or component that is, in the judgment of the inspector, capable of being safely observed without the removal of

obstacles, detachment or disengagement of connecting or securing devices, or other unsafe or difficult procedures to gain access.

4.32. Recreational Facilities: Spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment or

athletic facilities.

4.33. Report: A written communication (possibly including images) of any material defects observed during the inspection.

4.34. Representative Number: A sufficient number to serve as a typical or characteristic example of the item(s) inspected.

4.35. Safety Glazing: Tempered glass, laminated glass, or rigid plastic.

4.36. Shut Down: Turned off, unplugged, inactive, not in service, not operational, etc.

4.37. Structural Component: A component which supports non-variable forces or weights (dead loads) and variable forces or weights (live loads).

4.38. System: An assembly of various components which function as a whole.

4.39. Technically Exhaustive: A comprehensive and detailed examination beyond the scope of a real estate home inspection which would involve or

include, but would not be limited to: dismantling, specialized knowledge or training, special equipment, measurements, calculations, testing, research,

analysis or other means.

4.40. Unsafe: A condition in a system or component which is judged to be a significant risk of personal injury during normal, day-to-day use. The risk

may be due to damage, deterioration, improper installation, or a change in accepted residential construction standards.

4.41. Verify: To confirm or substantiate.

The aforementioned terms are found within the Standards of Practice. Visit InterNACHI's full Glossary.


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5. Standards of Practice Inspection Exclusions

2.1. Roof Exclusions

II. The inspector is not required to:

A. walk on any pitched roof surface.

B. predict the service life expectancy.

C. inspect underground downspout diverter drainage pipes.

D. remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces.

E. move insulation.

F. inspect antennae, lightning arresters, de-icing equipment, or similar attachments.

G. walk on any roof areas that appear, in the opinion of the inspector, to be unsafe.

H. walk on any roof areas if it might, in the opinion of the inspector, cause damage.

I. perform a water test.

J. warrant or certify the roof.

K. confirm proper fastening.

2.2. Exterior Exclusions


A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting.

B. inspect items, including window and door flashings, which are not visible or readily accessible from the ground.

C. inspect geological, geotechnical, hydrological and/or soil conditions.

D. inspect recreational facilities or playground equipment.

E. inspect seawalls, break-walls and docks.

F. inspect erosion control and earth stabilization measures.

G. inspect for safety-type glass.

H. inspect underground utilities.

I. inspect underground items.

J. inspect wells or springs.

K. inspect solar, wind, or geothermal systems.

L. inspect swimming pools or spas.

M. inspect septic systems or cesspools.

N. inspect sprinkler systems. If the property owner is present and turns on the controls we may inspect the system.

O. inspect drain fields or dry wells.

P. determine the integrity of the thermal window seals or damaged glass.

Q. inspect any damaged glass.

2.3. Basement, Foundation &Crawlspace Exclusions


A. enter any crawl spaces that are not readily accessible or where entry could cause damage or pose a hazard to the inspector. No inspection will be

done if pests, insects or odors are present as these may present a hazard.

B. move stored items or debris.

C. operate sump pumps with inaccessible floats.

D. identify size, spacing, span, location or determine adequacy of foundation bolting, bracing, joists, joist spans or support systems.

E. provide any engineering or architectural service.

F. report on the adequacy of any structural system or component.

2.4. Heating Exclusions


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A. inspect or evaluate interiors of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh air intakes, humidifiers,

dehumidifiers, electronic air filters, geothermal systems or solar heating systems.

B. inspect fuel tanks or underground or concealed fuel supply systems.

C. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system.

D. light or ignite pilot flames.

E. activate heating, heat pump systems or other heating systems when ambient temperatures or other circumstances are not conducive to safe

operation or may damage the equipment.

F. override electronic thermostats.

G. evaluate fuel quality.

H. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.

2.5. Cooling


A. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system.

B. inspect window units, through-wall units, or electronic air filters.

C. operate cooling equipment or systems if exterior temperature is below 65 degrees Fahrenheit, or when other circumstances are not conducive to

safe operation, or may damage the equipment.

D. inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks.

E. examine electrical current, coolant fluids or gases, or coolant leakage.

2.6. Plumbing and Heating Exclusions


A. light or ignite pilot flames.

B. determine the size, temperature, age, life expectancy or adequacy of the water heater.

C. inspect interiors of flues or chimneys, combustion air systems, water softening or filtering systems, well pumps or tanks, safety or shut-off valves,

floor drains, lawn sprinkler systems or fire sprinkler systems.

D. determine the exact flow rate, volume, pressure, temperature, or adequacy of the water supply.

E. determine the water quality or potability or the reliability of the water supply or source.

F. open sealed plumbing access panels.

G. inspect clothes washing machines or their connections.

H. operate any main, branch or fixture valve.

I. test shower pans, tub and shower surrounds or enclosures for leakage.

J. evaluate the compliance with local or state conservation or energy standards, or the proper design or sizing of any water, waste or venting

components, fixtures or piping.

K. determine the effectiveness of anti-siphon, back-flow prevention or drain-stop devices.

L. determine whether there are sufficient clean-outs for effective cleaning of drains.

M. evaluate gas, liquid propane or oil storage tanks.

N. inspect any underground or concealed fuel supply systems.

O. inspect any private sewage waste disposal system or component thereof.

P. inspect water treatment systems or water filters.

Q. inspect water storage tanks, pressure pumps or bladder tanks.

R. evaluate wait-time to obtain hot water at fixtures, or perform testing of any kind to water heater elements.

S. evaluate or determine the adequacy of combustion air.

T. test, operate, open or close safety controls, manual stop valves and/or temperature or pressure relief valves.

U. examine ancillary systems or components, such as, but not limited to, those relating to solar water heating, hot water circulation.

V. determine the existence or condition of polybutylene plumbing.

2.7. Electrical Exclusions



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A. insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures.

B. operate electrical systems that are shut down.

C. remove panelboard cabinet covers or dead front covers, if they are not readily accessible.

D. operate or reset overcurrent protection devices or overload devices.

E. operate non-accessible or difficult to access smoke detectors.

F. measure or determine the amperage or voltage of the main service equipment, if not visibly labeled.

G. inspect the fire or alarm system and components.

H. inspect the ancillary wiring or remote control devices.

I. activate any electrical systems or branch circuits which are not energized.

J. inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any time-controlled devices.

K. verify the service ground.

L. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or

electrical storage facility.

M. inspect spark or lightning arrestors.

N. inspect or test de-icing equipment.

O. conduct voltage drop calculations.

P. determine the accuracy of labeling.

Q. inspect exterior accent lighting.

2.8. Fireplace Exclusions


A. inspect the flue or vent system.

B. inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels.

C. determine the need for a chimney sweep.

D. operate gas fireplace inserts.

E. light pilot flames.

F. determine the appropriateness of any installation.

G. inspect automatic fuel-feed devices.

H. inspect combustion and/or make-up air devices.

I. inspect heat distribution assists, whether gravity controlled or fan-assisted.

J. ignite or extinguish fires.

K. determine adequacy of draft or draft characteristics.

L. move fireplace inserts, stoves, or firebox contents.

M. perform a smoke test.

N. dismantle or remove any component.

O. perform a National Fire Prevention Association (NFPA)-style inspection.

P. perform a Phase I fireplace and chimney inspection.

2.9. Attic, Ventilation &Insulation Exclusions


A. enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or pose a safety hazard to the inspector,

in his or her opinion.

B. to move, touch, or disturb insulation.

C. to move, touch or disturb vapor retarders.

D. break or otherwise damage the surface finish or weather seal on or around access panels and covers.

E. identify the composition or exact R-value of insulation material.

F. activate thermostatically operated fans.

G. determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers and wiring.

H. determine the adequacy of ventilation.

2.10. Doors, Windows &Interior Exclusions



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A. inspect paint, wallpaper, window treatments or finish treatments.

B. inspect central vacuum systems.

C. inspect safety glazing.

D. inspect security systems or components.

E. evaluate the fastening of countertops, cabinets, sink tops or fixtures.

F. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure.

G. move drop-ceiling tiles.

H. inspect or move any household appliances.

I. inspect or operate equipment housed in the garage, except as otherwise noted.

J. verify or certify safe operation of any auto-reverse or related safety function of a garage door.

K. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or

federal standards.

L. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices.

M. operate or evaluate self-cleaning oven cycles, tilt guards/latches or signal lights.

N. inspect microwave ovens or test leakage from microwave ovens.

O. operate or examine any sauna, steam-jenny, kiln, toaster, ice-maker, coffee-maker, can-opener, bread-warmer, blender, instant hot water dispenser,

or other small, ancillary devices.

P. inspect elevators.

Q. inspect remote controls.

R. inspect appliances.

S. inspect items not permanently installed.

T. discover firewall compromises.

U. examine or operate any above-ground, movable, freestanding, or otherwise non-permanently installed pool/spa, recreational equipment or self-

contained equipment.

V. come into contact with any pool or spa water in order to determine the system structure or components.

W. determine the adequacy of spa jet water force or bubble effect.

X. determine the structural integrity or leakage of a pool or spa.

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